# Sobha Manhattan Towers-Town Park Phase 1 W 4 & 5 — Sobha, Attibele / Anekal / Chandapura, Bengaluru

Source: https://property-lens.ai/p/sobha-manhattan-towers-town-park-phase-1-w-4-5-004150 (PropertyLens). Analysis generated 2026-10-18 from Karnataka RERA filings, quarterly promoter updates, public ratings and dated locality evidence. Figures marked "assumed" are model estimates that visitors can edit on the page; "observed" figures come from a named source.

## Summary
- Investment score: 32/100 (50 = the average analysed Bengaluru project, 12 points = one standard deviation). Evidence confidence 56%.
- Projected price growth: 8.8% per year over 5 years (likely range 5.4%–12.3%); 8.6% per year over 10 years.
- Net-wealth CAGR: 4.6% per year over an 8-year hold with a 75% loan at 8.5%, interiors fitted. Cash-flow IRR: 5.9% (all-cash 7.2%). Gross rental yield: 3.0%.
- Status: ready to move in. Type: apartment, premium segment. Developer: Sobha (#1 in Bengaluru by RERA registrations).
- Address: Phase 1 at Sy.No.48/1A and 48/2, in the composite project Sobha Manhattan Towers - Town Park situated at , Sy.Nos.48/1A, 48/2, 50/2 and 50/3, presently bearing Khata No.1877/48/1A-1881/50/2-1886/48/2-1913/50/3, situated at Yadavanahalli Village, Attibele Hobli, Anekal Taluk. Homes: 280. Land: 3.81 acres. Launched: 2021.
- RERA registrations: PRM/KA/RERA/1251/308/PR/210518/004150.

## Homes on offer

| Home | Carpet (sq ft) | Super built-up (sq ft) | Price per sq ft | Price | Rent per month |
|---|---|---|---|---|---|
| Home | 1,045 | 1,485 | ₹6,500 (assumed) | ₹96.5 L | ₹25,000 (assumed) |

## Score factors (this home vs the Bengaluru average)
- Price vs comparables: 6.0/10 (city average 6.2, −0.2 points), confidence 35%. ₹6,500 psf vs premium comps ₹6,500 (0%). Price is a model estimate, so this factor carries a third of its normal weight until a listed price is observed.
- Rental demand & yield: 5.7/10 (city average 6.0, −0.6 points), confidence 38%. Gross yield 3.1% (₹17 psf/month); locality rental demand 6/10.
- Resale liquidity: 7.8/10 (city average 7.6, +0.3 points), confidence 60%. Locality resale depth 6/10; ticket ₹0.97 Cr narrows the buyer pool; 280-home project; RERA sales pace ratio 1.05.
- Employment access: 1.4/10 (city average 5.2, −7.8 points), confidence 85%. Drive times now (Google Maps, 2026-09-16): Electronic City Ph-1 33 min, ORR Bellandur (Ecospace) 48 min, Koramangala (Forum) 61 min, ITPL Whitefield 62 min; 0 of 7 major hubs within 30 min; 4 msf office pipeline (3 yr).
- Metro, bus, rail & airport: 2.7/10 (city average 4.8, −3.7 points), confidence 60%. Yellow Line Bommasandra (5–10 km); no planned station within 2 km; airport ~124 min by road now (Google Maps); .
- Schools, hospitals, daily needs: 5.0/10 (city average 7.0, −2.0 points), confidence 50%. Locality social-infrastructure index (interim, expert-set; POI distances pending Maps integration).
- Builder delivery & handover risk: 6.7/10 (city average 3.7, +7.5 points), confidence 60%. Sobha: 119+ projects, on-time 57% (derived); ready.
- Layout, size, age, amenities, maintenance: 8.3/10 (city average 7.3, +1.2 points), confidence 55%. 74 units/acre; carpet/SBA ~72%; maintenance ~₹4.5 psf/month (assumed); filed construction cost ₹5,797 per sq ft (premium spec).
- Water, flooding, noise, infrastructure: 5.5/10 (city average 5.8, −0.6 points), confidence 50%. Plotted and affordable belt; water via borewells
- Legal, title & approvals: 5.5/10 (city average 7.4, −3.8 points), confidence 55%. RERA registered; litigation: 1 case(s) declared; approvals: RERA registered; title: not verified. Due-diligence report lists 1 red flag (−0.8 pts).
- Expected price growth (5-yr CAGR model): 4.7/10 (city average 6.0, −8.3 points), confidence 56%. Model 5-yr price CAGR 8.8% (range 5.4–12.3%).

## Why prices should grow about 8.8% a year
- + 6.0%: Start with 6.0% a year: the normal long-run growth of Bengaluru home prices.
- + 0.9%: Add 0.9%: prices here rose 11.9% a year recently (2023-06 to 2026-06). Some of that pace continues, but it fades each year.
- + 0.0%: Prices are still affordable enough that this does not slow growth.
- + 2.4%: Add 2.4%: 4 million sq ft of new offices nearby means more people wanting homes here.
- − 0.7%: Subtract 0.7%: many new homes are being built here (20 months of unsold stock), which keeps prices in check.
- + 0.2%: Add 0.2% for new roads, metro and water lines, weighted by how likely they are to actually finish: Yellow Line RV Road–Bommasandra (opened Aug 2025) (operational, 2025); Satellite Town Ring Road (construction, 2028).
- + 0.0%: No extra project-level adjustment.
- = 8.8%: Result: about 8.8% a year, so a home worth ₹99.9 L today would be worth about ₹1.53 Cr in 5 years. We are 56% confident in the evidence behind this.

## Returns over 8 years
- Cash put in: ₹88.3 L. Exit value in year 8: ₹1.94 Cr. Net sale after loan and costs: ₹1.32 Cr. Net rent after running costs: ₹13.3 L. Loan: ₹74.9 L (EMI ₹0.7 L per month). All-in cost: ₹1.19 Cr (other charges ₹3.4 L, GST ₹0.0 L, stamp duty and registration ₹6.6 L, interiors ₹11.9 L).

## Exit plans compared
- No interiors, rent unfurnished (8 years): IRR 8.1%, net-wealth CAGR 6.0%, cash in ₹78.7 L, net rent ₹10.7 L, net sale ₹1.31 Cr. Best IRR.
- Do interiors, rent & sell fitted (8 years): IRR 5.9%, net-wealth CAGR 4.6%, cash in ₹88.3 L, net rent ₹13.3 L, net sale ₹1.32 Cr.

## Financial and legal due diligence (public record)
Automated from the Karnataka RERA file PRM/KA/RERA/1251/308/PR/210518/004150 and 3 quarterly filings. Prices and rents are locality estimates, not verified listings.

### At a glance
- [POSITIVE] Delivered. RERA registration ran 2021-04-01 → 2026-12-31
- [WATCH] No RERA complaints on this project; 224 on the promoter overall
- [WATCH] 1 court case declared in RERA filings (no stay recorded)

### Risk meters (rule-based)
- Delivery timeline: 8/10. delivered on the original registration
- Legal & complaints: 5.5/10. 1 court case declared in filings (−1.5); an injunction/stay is recorded (−2)
- Money to finish: 9/10. finance cost is 0% of the registered budget; last quarter: collected ₹3.48 cr, withdrew ₹1.29 cr; 100% of homes booked (+1)
- Developer strength: 8.3/10. ICRA A+/Stable (Sobha Ltd)

### Red flags to resolve in writing
1. 1 court case declared in RERA filings (4744/2022/2022); check for stays and title impact.

### Complaints and disputes
- 0 complaints on this project at K-RERA (0 open); 224 on the promoter entity across projects.

### Credit ratings
- Sobha Ltd: ICRA A+ / Stable (2025-08)

### Questions to put to the developer
1. Share the latest CA Form 4 and architect Form 5 with the escrow deposit ratio.
2. Confirm the price list, floor-rise and other charges for the exact unit.
3. Provide the occupancy certificate, khata and title chain for the unit.
4. What do the declared cases (4744/2022/2022) concern and is any stay in force?
5. Is the land freehold with the developer, and is any part mortgaged?

### Filed record
**RERA file · Registration**
- Registration: PRM/KA/RERA/1251/308/PR/210518/004150 · promoter SOBHA LIMITED (Company) · Proposed Project End Date at the time of registration :
- Dates: Start 2021-04-01 · original completion 2026-12-31 · no extensions [green]
- Status: Completed and occupied (per project status); RERA progress fields below are historical [green]
- Registered cost: Total ₹314 cr · land ₹85.31 cr · construction ₹229 cr
- RERA bank account: Axis Bank, MG Road Bangalore (70% construction account)
- Land & towers: 3.81 acres (15,416 sq m) · Wing 4 138 homes, 37 floors; Wing 5 142 homes, 38 floors
- Litigation declared: Partition suit in O S 4744/2022/2022, OS No 4744/2022 filed by Smt Dakshayani against Sri Rudrappa and Others before the City Civil Court Bengaluru for partition of suit schedule properties — injunction/stay recorded [red]
- K-RERA complaints: 0 on this registration (0 open) · 224 on the promoter entity across all its projects [green]
- Owners’ association: Not yet formed
- Completion applied: 19/12/2020

### Sources and caveats
- Karnataka RERA project record PRM/KA/RERA/1251/308/PR/210518/004150 (registration file, quarterly updates, complaint register), fetched 2026-09-15
- PropertyLens locality model (market-level estimates)
- Caveats: Automated analysis: prices, rents and travel times are estimates until listings and Maps data are verified. RERA figures are the promoter’s own filings. Nothing here is legal, tax or investment advice.

## Assumptions used
- Price ₹6,500 per sq ft × 1,485 sq ft; other charges 3.5%; GST 0%; stamp duty + registration 6.6%; loan 75% at 8.5% for 20 years; rent ₹25,000 per month growing 5.0% a year with 5% vacancy; maintenance ₹4.5 per sq ft per month; hold 8 years; selling costs 1.5%.

Related: index of all analysed projects at https://property-lens.ai/llms.txt; JSON for this project at https://property-lens.ai/data/p/sobha-manhattan-towers-town-park-phase-1-w-4-5-004150.json; printable due-diligence report at https://property-lens.ai/dd/sobha-manhattan-towers-town-park-phase-1-w-4-5-004150.

PropertyLens scores and projections are model outputs built from dated public evidence and stated assumptions; they are not investment advice.